Americans can buy property in Italy without being Italian citizens or residents. You need a codice fiscale, a notaio (notary who handles the legally required transfer), and the purchase funds. The process takes 2–4 months from offer to final deed. Transaction costs add approximately 7–15% to the purchase price for non-residents. Getting a mortgage as an American is possible but requires Italian residency and a local banking relationship.
Can Americans Buy Property in Italy?
Yes. Italy operates on reciprocity for property purchase rights: citizens of countries that allow Italian citizens to buy property can buy property in Italy. The USA allows Italian citizens to purchase property freely, so Americans have full rights to purchase Italian real estate.
I've been through the Italian property buying process twice — once in 2012 in the Langhe hills of Piedmont, once in 2018 in Turin. The part most American buyers aren't prepared for is the notaio system. The notaio in Italy represents the transaction, not either party — they're a neutral state officer. You need a separate avvocato reviewing the compromesso on your behalf, because the notaio won't flag if the seller has undisclosed liens or abusivismo edilizio on the property. That check is your job, not theirs.
You do not need: Italian citizenship, Italian residency, an Italian bank account (though helpful), a visa (for the purchase itself).
You DO need: a codice fiscale (Italian tax identification number) and a notaio (the legally required notary who must handle all Italian real estate transfers).
Step 1: Find Your Property
Italian real estate portals:
- Immobiliare.it (most comprehensive Italian listings)
- Idealista.it (good for cities and countryside)
- Gate-Away.com (English-language; focused on foreign buyers)
Local agencies: For specific areas, local agencies (agenzie immobiliari) often have unlisted properties. Working with an agent who speaks English and has experience with foreign buyers is strongly recommended.
The 1-euro houses: Several municipalities offer houses for €1 in exchange for renovation commitments. These are real but come with significant strings — see our dedicated guide.
Step 2: Make an Offer (Proposta d'Acquisto)
Once you find a property, the process begins with a proposta d'acquisto (purchase offer). When the seller accepts, you sign a preliminary contract (contratto preliminare or compromesso).
The Compromesso: Critical Document
The compromesso is a binding bilateral agreement. When you sign, you pay a deposit (caparra confirmatoria) of typically 10–20% of the purchase price. If you withdraw: you forfeit the deposit. If the seller withdraws: they must return double your deposit.
Have a lawyer (avvocato) review the compromesso before signing. A good real estate lawyer charges €500–€2,000 for this service — cheap relative to the purchase price. Include condizioni sospensive (suspension conditions) for pending mortgage approval, successful building survey, and clear title verification.
Step 3: Due Diligence
Between the compromesso and the final deed, your notaio and lawyer will conduct:
- Title search (visura ipotecaria): checks the land registry for mortgages, liens, or encumbrances
- Urban planning compliance (visura catastale): verifies the property's current state matches its registered description
- Condominium checks: if buying in a condominium building, checks for outstanding communal expenses owed by the seller
- Energy certification (APE): the seller must provide an energy performance certificate — legally required
Hire a geometra (building surveyor) or structural engineer to physically inspect the property. Older Italian buildings often have issues not immediately visible. A survey costs €300–€800 and is money well spent.
Step 4: The Rogito (Final Deed)
The rogito is the official transfer deed executed before a notaio. What happens: all parties appear before the notaio, the notaio reads the deed aloud in Italian (if you don't speak Italian, a certified interpreter must be present), you pay the remaining purchase price by bank transfer, the notaio collects the taxes due, and ownership transfers.
Can you do it remotely? Yes, with a procura speciale (power of attorney) granted to a trusted person in Italy. The procura must be notarized in the USA and apostilled.
Transaction Costs: What You Pay Beyond the Purchase Price
For a "Prima Casa" (Primary Residence — if you become Italian resident within 18 months)
- Registration tax: 2% of cadastral value
- Mortgage tax: €50 (fixed)
- Cadastral tax: €50 (fixed)
For a "Seconda Casa" (Second Home / Non-Resident Purchase)
- Registration tax: 9% of cadastral value
- Mortgage tax: €50 (fixed)
- Cadastral tax: €50 (fixed)
Registration tax is calculated on the cadastral value (valore catastale), not the market price. The cadastral value is typically 30–50% of the market price for older properties. Example: Purchase price €200,000. Cadastral value €80,000. Registration tax at 9% = €7,200 (not €18,000 as 9% of purchase price would imply).
Other Costs
| Cost | Typical Amount |
|---|---|
| Notaio fees | €2,000–€5,000 (scales with purchase price) |
| Real estate agency commission | 2–4% of purchase price (buyer often pays) |
| Lawyer fees | €1,000–€3,000 (if used) |
| Building survey (geometra) | €300–€800 |
| Translation/interpreter | €200–€500 |
| Total additional costs | Typically 7–15% of purchase price |
Mortgages for Americans in Italy
Getting an Italian mortgage as an American requires: Italian residency (permesso di soggiorno), Italian bank account with established history, proof of stable income, and typically 6–12 months of Italian banking history before mortgage application.
Typical Italian mortgage terms (2025):
- LTV (loan-to-value): up to 80% for residents; 60% for non-residents
- Variable rate: approximately 3.5–4.5% (tied to Euribor)
- Fixed rate: approximately 4–5% (30-year)
Alternative: Many Americans purchase with cash or by refinancing US real estate assets. Italian mortgages are harder to obtain and come with higher documentation burdens for foreigners.
Annual Property Taxes
IMU (Imposta Municipale Unica):
- Non-primary residence: approximately 1% of cadastral value × cadastral coefficient
- Primary residence: exempt (if you are an Italian resident registered there)
- Paid twice yearly (June and December)
TARI (waste collection tax): Based on property size and number of occupants. Typically €100–€400/year for a 2-bedroom apartment.
Tips for Americans Buying in Italy
- Visit before you buy — ideally in different seasons. A lovely hilltop village in July may be isolated and cold in January.
- Choose your notaio — you have the right to choose your own notaio; do not rely solely on the seller's notaio.
- Open an Italian bank account early — you need it for the purchase transfer. Banks can be slow to open accounts for non-residents.
- Currency risk is real — between signing the compromesso and the rogito (1–3 months), EUR/USD movements can add or subtract thousands from your effective cost. Consider hedging with a currency broker.
- Check catasto compliance — unregistered renovations are common in older Italian properties and must be corrected.
Frequently Asked Questions
Do I need to be in Italy for the purchase?
No. You can grant a power of attorney (procura speciale) to a trusted representative in Italy. The procura must be notarized in the USA and apostilled.
Can I rent my Italian property when I'm not there?
Yes. Short-term tourist rental (Airbnb-style) is legal in Italy, though increasingly regulated. You must register with your municipality and report rental income to the Agenzia delle Entrate.
Will buying property help me get an Italian visa?
Owning Italian property helps demonstrate ties to Italy and financial stability, but it is not by itself sufficient for an elective residence visa. You still need to meet income requirements.
What happens to my Italian property if I die?
Italian inheritance law (diritto successorio) applies to Italian property, regardless of your citizenship. Italy uses forced heirship rules — a portion of the estate is legally reserved for children and spouses. Consult an Italian lawyer to structure ownership appropriately.
Official Sources
- Consiglio Nazionale del Notariato
- Agenzia delle Entrate — Compravendita immobiliare
- Gate-Away.com (English language Italian properties)
Verified against Consiglio Nazionale del Notariato and Agenzia delle Entrate guidance. Last checked Q2 2025. Tax rates and procedures change; verify current IMU rates with your municipality and confirm transaction costs with your notaio before purchase.